Second-Floor Office Condo
For Sale
Contact for pricing
1831 Forest Dr, Annapolis, MD 21401
Two second-floor office condo units are offered for sale, sold together or separately, within a professionally managed office park.
Property Size991 SF
Price / SF$98.12
Days on Market1118
Property Features for 1831 Forest Dr
General Information
Standard status
Active
Size
991 SF
Property subtype
OFFICE
Additional Details
Floor
2
Highway Access
Yes
Office Units
2
Listing Agency:
Hyatt Commercial Real Estate
(410) 260-6545
Listed By:
Judith Neighoff · License #29028
Source:
Moodyscre
Added: Aug 11, 2023
Changed: Aug 10
Last Checked: Aug 30 at 10:53PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Hyatt Commercial Real Estate
Investment Insights
Based on property information with market context.
This offering includes two second-floor condo units for sale within a quiet, professionally managed office park. The units are available individually or together, providing flexibility for owner-users and other buyers seeking office space in an organized setting.
The property offers convenient access to I-97 and US-50 via Aris T. Allen Blvd. It is also within a short distance of Downtown Annapolis, along with numerous retail and dining options.
On-site parking is abundant, supporting day-to-day operations and visitor access for the office tenants within the park.
The property offers convenient access to I-97 and US-50 via Aris T. Allen Blvd. It is also within a short distance of Downtown Annapolis, along with numerous retail and dining options.
On-site parking is abundant, supporting day-to-day operations and visitor access for the office tenants within the park.
Key Highlights
- Two second‑floor office condo units for sale, sold together or separately
- Located in a professionally managed, quiet office park with abundant parking
- Convenient access to I‑97 & US‑50 via Aris T. Allen Blvd
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$6,948
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.15%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$138,960
$139.0K
Cap Rate 7%
$99,257
$99.3K
Cap Rate 9%
$77,200
$77.2K
Market Conditions
NOI Build-Up for 991 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$11.3K $11.40/SF
− Vacancy
−$2.0K −$2.05/SF
EGI
$9.3K $9.35/SF
− OpEx
−$2.3K −$2.34/SF
NOI
$6.9K $7.01/SF
Area
Anne Arundel County, MD
Vacancy
18.00%
Lease Rate
$11.40 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$138,960
Cap Rate 7%
$99,257
Cap Rate 9%
$77,200
Alternative Uses
Best Use
Office B
$99.3K
$86.9K – $115.8K
NOI $6,948 @ 7.0% cap · market cap 7.15%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$289.9K
$253.7K – $338.2K
NOI $20,293 @ 7.0% cap · market cap 20.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,190
Businesses Nearby
Explore this area
Business Placement
Demographics for 21401, MD
39,308
Population
19,293
Households
2
Avg Household Size
44
Median Age
61%
College-Educated
96%
High-School Grad
19.9 sq mi
ZIP Area
1,975
Density / Sq Mi
$119,296
Median Household Income
$67,845
Median Earnings
$2,106
Median Rent
$580,600
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Two second-floor office condo units are offered for sale, sold together or separately, within a professionally managed office park.
Where is this office units located?
The property is located at 1831 Forest Dr Annapolis, MD.
What is the asking price?
The asking price for this property is $97,241.
What are key features of this property?
This property features: Two second‑floor office condo units for sale, sold together or separately; Located in a professionally managed, quiet office park with abundant parking; Convenient access to I‑97 & US‑50 via Aris T. Allen Blvd
